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HomeMy WebLinkAboutPD 04-11 City 00 Report To Planning & Development Committee PICKERING Report Number: PD 04-11 2 $ Date: February 7, 2011 From: Neil Carroll Director, Planning & Development Subject: Drive-Through Facilities Study City of Pickering File: D-1000-012 Recommendation: 1. That Report PD 04-11 of the Director, Planning & Development for the "Drive-Through Facilities Study" be received; 2. That staff be directed to undertake a study to review the City's land use planning policies, zoning regulations and design guidelines regarding drive-through facilities and to recommend any necessary changes. Executive Summary: This report recommends that staff be directed to.undertake a review of the land use planning policies, zoning regulations and design guidelines as they relate to drive-through facilities and if necessary, bring forward recommendations for any necessary changes. Issues associated with drive-through facilities include traffic generation/congestion, urban design, noise, air and light pollution, pedestrian safety and facility operations. The review is expected to take a year to complete and will establish appropriate standards to mitigate the negative impacts of drive-through facilities. Financial Implications: None at this time Sustainability Implications: The proposed study will review land use policies and zoning standards to enable appropriate development and growth management within the City. Report PD 04-11 February 7, 2011 Subject: Drive-Through Facilities Study Page 2 29 1.0 Discussion: Drive-through facilities have become increasingly popular with the fast food restaurant, financial institution, service station/convenience store and pharmacy industries. While providing convenience and accessibility to the public, drive-through facilities present concerns in the following areas: • Traffic generation and congestion • Urban design (built form and public realm) • Noise, air and light pollution • Pedestrian safety • Facility operations (odours, hours of operation) The City's land use planning policies and development regulations have not kept up with the proliferation of drive-through facilities and do not effectively address the location and development of drive-through facilities. The City's Official Plan does not provide any specific policies related to drive-through facilities with the exception of the recently approved Duffin Heights Neighbourhood Policies, which do not permit drive-through facilities on lands designated Mixed Use Areas - Mixed Corridor. The City's zoning by-laws do not include a definition for "drive-through facility" or identify these facilities as a separate permitted use. The by-laws are not consistent in either permitting or excluding drive-through facilities associated with various uses and are often silent on the matter. There is therefore the potential for drive-through facilities to locate throughout the City on sites zoned to permit restaurant, financial institution, service station and convenience store uses. Staff have been relying on site plan approval to regulate drive-through facilities, and have been applying the recommendations of a joint study undertaken by the Region of Durham in 2000 to assess the technical aspects (queuing and parking requirements) of restaurant drive-through proposals. Staff have also been reviewing the recommendations of drive-through studies in other municipalities within the GTA, and applying this information to the extent possible during the review of site plans. Several municipalities have reviewed or are considering reviewing their policy, zoning and design provisions regulating and guiding the development of drive-through facilities. In some cases, municipal official plan and zoning by-law amendments proposing changes to the way drive-through facilities are regulated have been appealed to the Ontario Municipal Board. The Board has upheld regulatory controls used to mitigate adverse impacts such as distance separation from residential uses and site size. Report PD 04-11 February 7, 2011 Subject: Drive-Through Facilities Study Page 3 30 Staff is currently processing two applications which include drive-through facilities and anticipate a third application. One of the applications is a proposed rezoning amendment and site plan approval of a financial institution with an associated drive-through at the southwest corner of Liverpool Road and Pickering Parkway in the downtown. The public information meeting for this application is scheduled for February 7, 2011. The second application is for site plan approval for a two-storey office building; gas station, convenience store and drive-through at the northwest corner of Kingston Road and Rosebank Road. Staff also anticipate an application for site plan approval for a convenience store/restaurant with a drive-through at the northeast corner of Liverpool Road and Pickering Parkway. In order to deal with these applications as well as future applications, staff is initiating a City-wide land use review of drive-through facilities to determine where drive-through facilities are appropriate. The review will also establish appropriate standards to mitigate the negative impacts of drive-through facilities. 1.1 Work Program (see Attachment #1) The study is expected to take a year to,complete and will consist of the following phases: 1.0 Research 2.0 Preparation of draft principles/findings 3.0 Stakeholder consultation 4.0 Report to Planning & Development Committee on draft principles/findings and stakeholder consultation 5.0 Public Open House 6.0 Preparation of draft OPA, Zoning By-law. Amendments and Design Guidelines 7.0 Statutory Public Meeting/Information report 8.0 Recommendation report to Planning & Development Committee including final OPA, Zoning By-law Amendments and Design Guidelines 2.0 Conclusion: It is recommended that Council direct the undertaking of a City-wide study to review the land use and zoning standards as they relate to drive-through facilities and if necessary, bring forward recommendations setting out proposed new land use policy, zoning regulations and design guidelines. Attachment: 1. Work Program Report PD 04-11 February 7, 2011 Subject: Drive-Through Facilities Study Page 4 51 Prepared By: Approved/Endorsed By: f 'ell Deborah ylie MCIP, RPP Neil C P, RPP Senior Planner - Policy Director, anning & Development . W C) Marg Wouters, MCIP, RPP Manager, Development Review & Urban Design DW:ld Copy: Chief Administrative Officer Recommended for the consideration of Pickering Cit Counc' i :zr z~~l Tony Prevedel, P.Eng.. 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